Beyond the Market: Users Concordance of Hypothetical Preferences for Policy-Driven Housing Solutions in Kolkata

Abstract This study investigates how residents in the Kolkata Metropolitan Area perceive and prioritise housing attributes, and whether expectations converge into widely shared patterns. Moving beyond simple feature classification, the research integrates the Kano model of functional/dysfunctional evaluation with Kendall’s coefficient of concordance to test the strength of agreement among residents. Structured interviews were conducted with 390 households across 32 private affordable housing complexes. Eighty-three parameters, derived from prior empirical and theoretical studies, were reframed into functional (feature present) and dysfunctional (feature absent) pairs and assessed on five-point Likert scales. Reliability and validity were confirmed using Cronbach’s Alpha and Pearson’s correlation. Continuous-scale analysis classified attributes into Kano categories, while concordance analysis identified which parameters represented shared expectations. Findings show that only 20 parameters achieved strong consensus (W ranges from 0.501 to 0.917, p < 0.05). Must-be attributes included natural ventilation, good roads, street lighting, and proximity to a fire station and local market. Performance attributes—reliable sewerage, potable kitchen water, smooth lift operations, timely possession, traffic-free surroundings, absence of obnoxious activities, police-station proximity, and support for festive events—influenced satisfaction proportionally. The absence of unwanted noise emerged as the sole attractive (delighter) feature, while built-in furnishings, street furniture, and niche retail were indifferent. The study contributes a replicable framework that distinguishes enforceable quality baselines from market differentiators, offering developers and policymakers an evidence-based tool for prioritising design, investment, and regulation in affordable housing.